Public Hearing: YES ☒ NO ☐ Department: Planning & Sustainability
SUBJECT:
Title
COMMISSION DISTRICT(S): 3 and 6
Application of Tikay Investments, LLC c/o Battle Law, P.C. to rezone properties from R-75 (Residential Medium Lot-75) zoning district to MR-1 (Medium Density Residential-1) zoning district to allow for a mixed residential community, at 2674, 2682 and 2690 Gresham Road.
Body
PETITION NO: D3-2026-0143 Z-26-1247933
PROPOSED USE: Mixed residential community.
LOCATION: 2674, 2682 and 2690 Gresham Road, Atlanta, GA 30316
PARCEL NO. : 15 117 01 105; 15 117 01 025; 15 117 01 104
INFO. CONTACT: Adam Chappell, Sr. Planner
PHONE NUMBER: 404-371-2155
PURPOSE:
Application of Tikay Investments, LLC c/o Battle Law, P.C. to rezone properties from R-75 (Residential Medium Lot-75) zoning district to MR-1 (Medium Density Residential-1) zoning district to allow for a mixed residential community.
RECOMMENDATION:
Recommended Action
COMMUNITY COUNCIL: (June 2026) Approval with Conditions. (Feb. 2026) Two-cycle deferral.
PLANNING COMMISSION: (July 7, 2026) Pending. (March 3, 2026) Two-cycle deferral.
PLANNING STAFF: (July 2026) Full-Cycle Deferral. (March 2026) Two-Cycle Deferral.
STAFF ANALYSIS: The applicant requests a rezoning of the subject properties from the R- 75 (Residential Medium Lot-75) zoning district to the MR-1 (Medium Density Residential-1) zoning district to allow for a mixed residential community consisting of up to 63 single-family attached and detached dwellings. The proposal for the development site has changed several times since the original submittal. The original proposal called for a rezoning of three (3) properties, comprising 4.45 acres, to the MR-2 (Medium Density Residential-2) zoning district. The site plans for the original application showed 17 structures with a total of 51 dwelling units at a density of 11.46 units per acre. The units were proposed to be located on separate floors of these structures; as the units were proposed solely as rental units, Staff considered the overall use of the site to be a multifamily use. A revised application was submitted by the applicant in May 2026, adding the property designated as 2666 Gresham Road (Tax Parcel ID: 15-117-01-024) to the request. Instead of rezoning the properties to the MR-2 zoning district, the applicant has altered their request to rezone the four (4) properties, comprising approximately 5.91 acres, to the MR-1 zoning district instead. A new site plan, titled “Concept Site Plan Gresham Road Development” and dated March 16, 2026, proposes a fee-simple development consisting of up to 63 single-family dwellings at a density of 10.66 units per acre - 53 of which are proposed as single-family attached (townhome) dwellings and 10 of which are proposed as single-family detached dwellings. The properties are located within the outer edge of a Town Center (TC) character area. Per the DeKalb County 2050 Unified Plan, “the intent of the Town Center is to promote the concentration of higher intensity residential and commercial uses, which serve several communities surrounding the center, in order to reduce automobile travel, promote walkability, and increase transit usage” (DeKalb County 2050 Unified Plan, pg. 33). This character area is second only to Regional Center (RC) character areas in terms of size, scope and intensity, and is supportive of residential densities of up to 60 units per acre. The properties are also in close proximity to the Interstate-20 Corridor Compatible Use (I-20) Overlay District, which permits multifamily dwellings by-right (with some exceptions, per Section 3.33.5 of the Zoning Ordinance) at densities of up to 40-60 units per acre, depending on the Tier classification within the Overlay. Notwithstanding high densities and building heights typically supported, “properties located along the outer edges of the Town Center Character Area shall be sensitive to building height and density of adjacent single-family residential; the edge of the activity center should serve as a transition zone, buffering more intense uses in the core from adjacent single-family neighborhoods and other uses outside the activity center’s boundaries” (DeKalb County 2050 Unified Plan, page 33). While most of the properties to the north along Gresham Road consist of larger lots dedicated to commercial uses, the vast majority of properties to the west, south, and east are developed with single-family detached dwellings that are part of established subdivisions. The updated site plans and elevations show a notable improvement over the original proposal, providing a more diverse building stock and including some areas of accessible open space. Smaller detached dwellings are proposed along the development site’s eastern and western perimeter along Gresham Road, which help to provide a more gradual transition from standard single-family detached dwellings to the south and west - the vast majority of which appear to be single-story “ranch” houses typical of the mid-twentieth century. Internally, some areas of open space have been provided in the center and southeastern corner of the development site. Additional streets are provided (compared to the one (1) with the original proposal), which allow for a rudimentary system of blocks on which the majority of the units front (with front-loading garages). The streets are proposed to be private streets built to public standards. From a land use perspective, the proposal represents an adequate transition in density and building form from the existing developments to the west, south, and east, and to potential developments to the north that would be encouraged/permitted in the I-20 Overlay to the north. There are certain aspects of the layout of the proposal that may not fully align with the intent of the Town Center Character Area, however: • Lack of interconnectivity. The subject properties are included within the study area of the 2013 Gresham Road Master Active Living Plan (MALP). The report highlights the Gresham Road corridor as one of several “characterized by having a few major arterials and collector streets with many disconnected local streets” (Gresham Road Master Active Living Plan, page 18). Activity centers such as the Town Center encourage connectivity with existing Rights-of-Way (ROW’s) wherever conditions allow. Concerns posed during previous public hearings have largely revolved around traffic issues. The number of units proposed is well short of warranting a traffic impact study (see Section 5.3.4. of the Zoning Ordinance); however, the lack of a connection with the existing Larkspur Drive is reminiscent of previous insulated cul-de- sac developments - which are some of the largest contributors to vehicle congestion in the Atlanta metro area and throughout the country. Concept plans within the Gresham Road Master Active Living Plan (pages 31 and 33) show a possible connection to Larkspur Drive and encourage new east-west connections. • Design of blocks and lack of engagement with external/internal streets and open space areas. The proposed detached dwellings along Gresham Road do not appear to engage this corridor. Internal attached and detached units contain front-loading garages, with some driveways located at the intersection of internal streets. While front-loading garages are common for many attached developments, there does not appear to be any real engagement of these units with the central areas of enhanced open spaces; the primary entrances of the dwellings are adjacent to the front-loading garages/driveways. There do not appear to be any entrances from the units to the network of paths in the central open space. Front loading garages can still be provided, but the creation of additional blocks and alternate entrances for dwelling units could provide for an environment that is more friendly and attractive to pedestrians. While an expansion over the single-street provided with the original proposal, the updated site plan still resembles a suburban design that is more car-oriented. Discussions are ongoing with the applicant to help further refine the site plan to better match the intents of the TC Character Area and Gresham Road MALP. Additionally, the inclusion of the fourth property was not reflected in the advertising and for the agendas including this rezoning application, necessitating a deferral. Therefore, the Planning and Sustainability recommends a “Full-Cycle Deferral to the September 2026 zoning agenda” of this rezoning application to address all outstanding issues with the proposal.
PLANNING COMMISSION VOTE: (July 7, 2026) Pending. (March 3, 2026) Two-Cycle Deferral 7-0-0. Motion was made by Commissioner Moore, seconded by Commissioner Patton for a two-cycle deferral, per Staff recommendation.
COMMUNITY COUNCIL VOTE/RECOMMENDATION: (June 2026) Approval (7-0-0) with the following conditions: 1) To provide all required transportation improvements required by the Traffic Impact Study; and 2) To redesign the site to allow for a second access point. (February 2026) Two-cycle deferral 10-0-0. The Council recommended a two-cycle deferral to allow time for the applicant to clarify if the land use will be apartments, townhomes, or triplex; to consider alternative designs; and, to address traffic, parking, and stormwater concerns.